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Buying Land in the White Mountains: What You Need to Know

Cheryl Cowan, REALTOR® – Living the White Mountain Way

If you're considering buying land in Show Low, Concho, or anywhere in the White Mountains, it's essential to understand what makes a great land purchase. As a local land specialist, I help buyers and sellers navigate the unique challenges of land transactions—from zoning laws and utilities to easements and development potential.

Why Buy Land in the White Mountains?

The White Mountains of Arizona offer breathtaking views, four-season weather, and endless opportunities for recreation and investment. Whether you’re looking to build a dream home, start a ranch, or invest in acreage, this region has a variety of land options to fit your needs.

Key Considerations When Purchasing Land

Before purchasing land, due diligence is critical. Here are a few things to research:

1. Zoning & Land Use

Different parcels have different zoning designations, which determine what you can and cannot do with the land. Residential, agricultural, commercial, or recreational—understanding these classifications ensures your vision aligns with local regulations.

2. Utilities & Access to Services

Not all land comes with utilities readily available. Consider:

  • Water Access – Does the property have a well, access to city water, or the ability to install one?
  • Electricity – How far is the nearest power line? Will solar be an option?
  • Sewer or Septic – Will you need to install a septic system, or is there city sewer access?

3. Easements & Surveys

Easements allow others to use portions of your land for utilities, road access, or other purposes. A recent survey ensures you know your exact property boundaries and any encroachments.

4. Road Access & Legal Entry

Some land parcels do not have direct access to a public road. If access is via private roads, ensure you have the legal right to use them.

5. Soil & Environmental Considerations

The type of soil on the land can impact building feasibility, septic system requirements, and water drainage. If you're planning to build, a soil test may be necessary.

Why Work with a Local Land Expert?

As a longtime White Mountains resident and REALTOR®, I understand the ins and outs of the local market. From knowing upcoming developments to identifying hidden land opportunities, I can guide you through the process to ensure a smooth and successful transaction.

Let’s Find Your Perfect Property!

Ready to start your land search? Let’s connect! Whether you're buying or selling, I have the experience and knowledge to help you make the right decision in the White Mountains.

Most Common Questions

Why should I buy land in the White Mountains?
The White Mountains offer a unique combination of natural beauty, investment potential, and lifestyle opportunities. Whether you’re looking to build a home, create a vacation retreat, or purchase land as an investment, this region provides affordable land prices, stunning views, and a peaceful, four-season climate.
What is the first step in buying land?
The first step is to define your goals. Are you looking for land to build on, use for recreation, or hold as an investment? Once you determine your purpose, I can help you find the right property that meets your needs, zoning requirements, and budget.
How do I check zoning regulations for a property?
Zoning regulations dictate how land can be used (residential, commercial, agricultural, etc.). I can help you review zoning laws and land use restrictions to ensure the property aligns with your plans. You can also verify zoning with the local county planning department.
What utilities should I check for when buying land?
Utilities are a crucial factor when purchasing land. Consider:Water – Does the land have access to a well, city water, or would a well need to be drilled?Electricity – Is power nearby, or will you need an alternative energy source like solar?Sewer or Septic – Is there access to a sewer system, or will a septic system need to be installed?Internet & Phone Service – Some remote areas may have limited connectivity, so checking coverage is essential.
What is an easement, and why does it matter?
An easement is a legal right for someone else to use a portion of your land for a specific purpose, such as road access or utility lines. It’s important to understand any existing easements on a property before purchasing, as they may impact how you use the land.
Do I need a land survey before buying?
A recent land survey is highly recommended. It defines the exact property boundaries, helps avoid disputes with neighbors, and ensures there are no encroachments on the land. If a survey hasn’t been done recently, I can help you coordinate one.
How do I know if the land has legal access?
Some land parcels are landlocked, meaning they have no direct road access. Before buying, confirm that there is a deeded legal easement allowing you to reach the property. I can help you verify road access and avoid legal issues.
How do I finance a land purchase?
Land purchases are typically financed differently than home purchases. Options include:Cash purchases (most common)Land loans from local banks or credit unionsOwner financing (if offered by the seller) I can help connect you with trusted lenders who specialize in land financing.
What should I know about septic systems?
If the land is not connected to a city sewer system, a septic system may be required. In this case, a percolation (perc) test may be necessary to determine if the soil can support a septic system. Installation costs will vary based on soil conditions and the specific type of septic system needed. I can guide you through this process and connect you with local professionals to ensure everything is properly assessed and installed.
What other costs should I consider when buying land?
In addition to the purchase price, buyers should consider closing costs, which include title fees, recording fees, and other transaction expenses. Survey costs may also be necessary if a recent survey has not been conducted. Utility connection fees should be factored in if the property does not already have access to water, electricity, or sewer services. Permit fees will apply if there are plans to build on the land, and ongoing property taxes should also be accounted for as part of the total investment.
Can I build on my land right away?
It depends on local zoning laws, permitting requirements, and whether the land is ready for construction. Some properties may require site preparation, utility installation, or environmental testing before building can begin.
Can I buy a lot and build a home with the same loan?
Yes, you can finance both the land purchase and home construction with a construction-to-permanent loan. This type of loan covers the cost of the land and the building process, then converts into a traditional mortgage once construction is complete. I can connect you with lenders who specialize in these loans to help streamline the process.
How can you help me buy land in the White Mountains?
As a local land expert, I help buyers find the right property based on their needs and budget while navigating zoning laws and land use regulations. I verify legal access, easements, and surveys to ensure there are no unexpected issues with the property. Additionally, I connect buyers with trusted local lenders, surveyors, and utility companies to streamline the purchasing process. From start to finish, I work to ensure a smooth and successful transaction, making land buying in the White Mountains as seamless as possible.

Ready to purchase
your land in the White Mountains?

Contact Cheryl
Cheryl Cowan- C